3 September 2009 · Delegated - Senior Planning Officer
High Bank, Knock Froy Road, Santon, Isle Of Man, IM4 1jd
The proposal is for a new two-storey replacement dwelling with integral garage on a site adjacent to the existing High Bank bungalow in a rural area of Santon. The design features a central double-pitched roof block (12.7m deep by 16m wide), projecting front annex, vertically proportioned windows, and a single-storey g…
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The decision was made by the Senior Planning Officer under delegated powers, confirming the proposal complies with the Approval in Principle (PA 08/01241/A) which specified a replacement dwelling of a…
Housing Policy 14
Housing Policy 14 limits replacement dwellings in countryside to no more than 50% increase over existing, but allows larger where replacing poor form with traditional character. Assessed against prior approved scheme (PA 06/00890/B at 494 sqm); proposal at 506 sqm external complies as it matches this benchmark and uses traditional design to mitigate landscape impact.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the erection of a replacement dwelling as shown in drawings WL/09/1118/1,-2 and -3 all received on 4th June, 2009.
Demolition of existing dwelling
Within one week of the first occupation of the new dwelling hereby approved the existing property of High Bank shall be vacated of all persons, stores and domestic furniture and equipment and within three months of the first occupation of the replacement dwelling, High Bank shall be demolished, all materials removed from the site and the site restored to use as an agricultural field.
Visibility splays
Prior to the commencement of works on site, visibility splays of 2 m by 18 m must be accessible to drivers of vehicles emerging from the site onto the access lane and from the lane onto the roadway leading to the A5 Castletown Road. The visibility splays should be maintained thereafter.
Landscaping
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
no objection to Mr Pazera's proposals as submitted; assumes conditions from Approval in Principle will apply
Do not oppose; has no traffic management, parking or road safety implications
Manx Electricity Authority and Highways Division both have no objection to application 09/00278/REM, with MEA requesting a standard condition for contact regarding utilities; a neighbouring landowner also confirms no objection.
Key concern: Underground Cables/Overhead Lines present in the area
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application; The Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority; See Note 1&2
Conditions requested: a condition of planning be that the applicant must contact the Authority; Contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Highways Division
No ObjectionDo not oppose; has no traffic management, parking or road safety implications
A Killeen & S Lewthwaite
No Objectionwe have no objection to Mr Pazeras proposals as submitted; It is assumed the conditions attached to the Approval in Principle application will be attached to any approval for Reserved Matters
The original application (08/00574/B) for a replacement dwelling with integral garaging was refused by the Planning Committee due to excessive size and height compared to existing buildings, breaching Housing Policy 14 and Circular 3/91. Appellant argued existing buildings were poor quality and disjointed, proposed design incorporated traditional Manx features, and floor area calculations excluded attics per policy. Inspector found the proposal too high, bulky, and visually obtrusive, with floor area more than double the existing (777m² vs 380m²), non-compliant with policy. Minister disagreed with inspector on floor area strictness due to unappealing existing buildings but upheld refusal solely on height, bulk, and landscape impact. Appeal dismissed on 25 February 2009.
Precedent Value
Demonstrates Ministers may relax floor area rules for unappealing existing structures but height and bulk remain decisive in rural replacements. Applicants must ensure upper floors are true attics, not habitable, and provide robust landscape/visual impact evidence.
Inspector: David G Hollis
